Hi, Sorry you are confusing different formulas. Lets go back to RE 101: Total return is most important = value appreciation + cash flow + principal reduction. Total ROI is not 4.5%-6% usually, but much closer to 10%. Often higher due to leverage - putting around 25% down payment. Cash flow is...

Hi, Yes of course there are different ways to structure such a deal. The bigger question is why sell when you can refinance and take out about the same amount of money? If you sell, the buyer will benefit from the next 10 years appreciation. If you don't sell, you will benefit from the next 10...

Hi, Thank you. I think bigger buildings with many units have lower averages. This indirectly explains other things like different bedbug treatments recommended (Heat, chemical) for different property types. Thanks

Hi, What approximately is your average tenancy length? Thanks

Hi, What are the 4 move in dates? Or are the rents mentioned guesstimates? Is it a legal not conforming 4-plex? 1 panel or separate hydro meters? Thanks

Hi, How does paying zero tax sound? Have you considered having your relative refinance her/his property, giving you the money, you paying her/his mortgage? Thanks

Hi, Just to clarify the probability tree example was to show why commercial steamer is probably worth trying instead of chemical treatment. It is interesting you do not believe in chemical treatment - the more expensive option mentioned in the probability tree above which my friend is trying to...

Hi, THANKS. Is it worth trying where the tenant acknowledges he brought the bedbugs, suggested and would like to try that? The logic behind saying yes is the following probability tree: x (your estimate) - chance it will be successful and cost only around $300 total for the equipment, for...

Hi, Sounds like you could use an accountant. Not because they do not make mistakes, because when CRA does look at you - having an accountant makes them look at you differently. Thanks

Hi, Right. Guess they did know or mention but at the end of the day it's only 1 or 2 people - the owner and the PM/his rep who can actually seriously do something about it. and for some reason they didn't. Can we agree that the PM rarely cares about the building as much as the owner her/himself...

Hi, Do you think using one of the following clauses is good enough? - "Tenants may possess no animals and/or pets in their apartment." Or - "The tenants covenant that they have no pets and will not bring any pet, animal, bird, insect or reptile into the property." You are probably right as...

Hi, That and a reasonable judge right who is generally satisfied with his/her life. Thanks

Hi, What is your location? In Ontario dogs cost closer to $1000 than $100. Sounds like, like me, you have no idea if such a treatment with a commercial steamer might work. Would love to hear from someone who does. Thanks

Hi, A horror true story I heard and wanted to share. A lady in a 20-plex moved in with a cat or 2. within a few months or years, she had 30 cats in the unit(!) The building is currently vacant, had city inspections and orders, painting did not get rid of the smell and no tenant can be found. I...

Hi, Trying to help a friend in an interesting situation. There are bedbugs in 1 unit in a triplex he owns. The tenant who apparently brought the bedbugs found only in her bedroom (she is otherwise a very good senior tenant by the way), suggested to purchase a commercial steamer, specifically...

Hi, Wrong, the risk in Toronto is lower. The cash flow is lower but that too is not a risk , it is known from the start. Thanks

Hi, Your plan to buy both is good. It doesn't really matter what property type you buy first. Try to buy both within 1-2 years. Thanks

Hi, You always smile when you pay or only when it's to CRA? Thanks

Hi, The questions are what is the (most moral) number of cars we want to allow people to drive and park in a certain area? Is limiting the number by means of money the most moral way of all means? Not easy questions which make you think(,) right. Thanks

Hi, Please include your Equifax consumer report in the binder the expert above mentioned. Thanks